Price map by parish in Portugal: the price per m² in your area

The Price map by parish shows the reference price per square metre for each parish (freguesia) in a municipality, next to the median for the municipality as a whole. Choose the district and the municipality in the form below. You will see straight away whether your parish sits above or below the rest of the municipality, and by how much.

The reference price is based on local market data, mainly listings and sales of flats. When a parish does not have enough data, no figure is shown. We would rather leave the field blank than display a number we cannot rely on.

This price is an average for the area, not the value of your property. On the same street, a renovated two-bedroom flat with a lift and a two-bedroom flat in need of work can sit well apart from the parish price per m². To find out what your property is worth, taking into account its type, size, condition and exact location, request the free estimate. That estimate does not replace a bank valuation or a certified valuation.

When the parish price map is worth checking

Before you put your property on the market

The first use is to place your parish within its municipality. Parishes in the same municipality can sit at very different price levels. In Sintra, for example, the areas around the historic town centre and the inland villages do not sell at the same price per m².

If your parish is above the municipal median, that does not mean your property is too. Ask yourself whether your home is typical of the area. A third-floor flat with no lift in a 1970s building can come in below the reference, even in a sought-after parish. To see what drives the value of a specific property, read the guide How much is my house worth in Portugal?.

The opposite happens as well. A renovated house in a parish below the average can be worth more than the reference suggests. The map gives you the starting point for the area. The rest depends on your property.

When you are torn between selling and letting

Before deciding, it helps to know the level of sale prices in your area. The map shows you that level in a few seconds, without going through listings one by one.

But the map only covers sales. Rents do not always follow sale prices: a parish that is expensive to buy in can have fairly modest rents, and the reverse also happens. To compare both options with your own figures, use the sell or rent simulator.

To check a listing near you

You have seen a flat for sale in your building or your street, and the price surprised you. Divide the asking price by the floor area and compare the result with the parish reference. If the listing is well above it, the seller is probably testing the market. An asking price is not a sale price.

Before drawing conclusions, check a few points in the listing:

• The area shown: many listings give the gross area, which includes walls and shared parts, rather than the usable floor area. The price per m² changes a lot depending on which area is used.
• How long it has been online: a property still for sale after many months usually means a price above what the market will accept.
• What is included: a garage, a storage room, a terrace or recent works can explain part of the gap.
• The type of property: a one-bedroom flat (T1) and a four-bedroom flat (T4) in the same parish do not have the same price per m².

To look at a listing in more detail, the listing check tool helps you see whether the asking price fits the local market.

When someone puts a figure in front of you

A buyer makes you an offer, or an estate agent suggests a price to win your instruction. In both cases, the parish reference gives you an independent point of comparison. It is not a bargaining argument, but it helps you judge whether the figure is in a sensible range.

A figure well above the parish reference deserves questions. Some agents inflate the price to secure the listing, then suggest a reduction a few weeks later. A figure well below it should also be explained, whether by the condition of the property or by a problem with the paperwork.

Questions to ask whoever gives you the figure:

1. Which recent sales in the area is this figure based on, beyond listings?
2. Which features of my property justify the gap with the parish average?
3. How long did comparable properties take to sell?

If you have received a firm offer, see the page I've had an offer on my property: is it fair?. If you are about to choose an estate agency, the independent valuation before choosing an estate agency page explains how to get a second opinion.

How to read the result against the municipality median

Each parish (freguesia) shows a reference price per m², and the map compares it with the median for the municipality. The median is the middle value: half the prices sit above it and half below. Unlike an average, it isn't pulled up by a handful of luxury properties.

Above or below the median: what it tells you about your area

If the parish is above the median, a square metre costs more there than in most of the municipality. That usually points to strong demand, perhaps from being near the sea, the metro or a train line, close to sought-after schools, or full of recent buildings.

Sitting below the median doesn't make an area a bad one. Often it's a parish further from public transport, or one with older buildings. It can also be an area in transition, where new construction hasn't yet fed through to prices.

Where your parish sits gives you a first frame of reference. Say you live in a parish below the median and an estate agent suggests the price per m² of the municipality's most expensive parishes. Ask them to show you, with actual sales, what justifies the gap.

Why two neighbouring parishes can have very different prices

A parish boundary is an administrative line, not a market border. Within the same municipality, the historic centre and an outlying area can be ten minutes apart by car and still have prices per m² that are far apart.

Take Sintra: the historic town, with its quintas and listed buildings, doesn't draw the same buyers as the 1980s apartment blocks along the IC19. Cascais shows the same split between the coastal parishes and those inland, such as Alcabideche or São Domingos de Rana.

The type of property that dominates an area also weighs heavily. A parish with plenty of recent construction, with garages and lifts, pushes its price per m² up. That holds even if, two streets away, buildings without a lift sell well below that reference.

Watch out too for merged parishes, such as the União das Freguesias de Agualva e Mira-Sintra. They bring together former parishes that don't always share the same profile, so the figure shown blends areas with different prices. If your property is in one of them, find out which side of the old boundary it falls on.

From price per m² to a ballpark figure

For a first idea, multiply the parish reference price by the usable floor area of your property. Take care with the sum, because the most common mistake lies in which area you pick.

1. Look for the usable area in the ficha técnica da habitação (the technical sheet for the dwelling) or in the plans approved by the Câmara Municipal, if your building has them.
2. Don't use the area on the caderneta predial (the tax office document that identifies the property) without checking it: it gives the gross private area, which includes the walls and is larger than the usable area.
3. Leave out balconies, storage rooms and parking spaces. They add value, but they don't count as living space.
4. Do the multiplication. For example, a reference of €2,800/m² applied to a two-bedroom flat with 75 m² of usable area gives €210,000.

That figure isn't yet the value of your property. The reference describes a typical property in the parish, and no home is exactly typical. Use it as a starting point for thinking about price, never as an asking price.

Some situations move a property away from the reference, up or down:

• a top floor in a building without a lift, which many families rule out straight away;
• a recent renovation with a new kitchen and bathrooms or, the other way round, unavoidable work on the plumbing or wiring;
• an open view, or a window onto a busy main road;
• a parking space in an area where parking is hard to find;
• paperwork that still needs sorting out, for example an extension that doesn't appear on the licença de utilização (the council document authorising the property's use as a home).

An area reference, not the price of your street or building

The map works at parish level because that's where there's enough market data to give a stable figure. A single street or building sees few sales a year. One unusual deal, such as a sale between relatives or a derelict property, would be enough to skew the number.

Within the same parish, some streets are clearly worth more than others. A seafront position, a quiet street beside a park or a building with a concierge won't sell at the price of the rest of the area. The map doesn't pick up those differences, and it wasn't built to.

Getting to the price of a specific property means looking at it and comparing it with similar homes sold or on sale nearby. That's what the free estimate does, taking your property's features into account. It isn't a bank valuation or a certified valuation. To understand what drives value, read how a property's value is set as well.

Why prices differ from one parish to the next

Two neighbouring parishes can show very different prices per m², even within the same municipality. The properties themselves are often not that different. What changes is what surrounds them and the kind of homes that dominate each area.

Transport links and access

A metro or train station a few minutes' walk away carries a lot of weight in the price. People who work in Lisbon and live along the Cascais line, the Sintra line or in Odivelas often choose a home by its distance to the station. Two parishes in the same municipality can be worth different amounts simply because one has a station and the other relies on buses.

Motorways matter too, but they cut both ways. A nearby junction adds value for people who drive. A building facing the A5 or the IC19, on the other hand, loses value because of the noise, even in a sought-after parish.

The type of building that dominates

A parish's average price reflects the properties found there. An area with many older buildings without a lift or a garage, and with poor energy efficiency, tends to have a lower price per m². This happens even when the location is central.

A parish with recent developments offering a garage, a storage room and sometimes a pool pushes the average up. In areas of detached houses, the plot and the gross floor area weigh differently, and their price per m² compares poorly with that of a flat. Before comparing your property with the average, ask yourself whether it resembles the typical property in the parish or is the exception.

Local demand

Families look for parishes with good schools, a health centre, local shops and transport for their children. An area with these services sells faster and holds its price better. A purely residential parish, where everything requires a car, attracts a smaller pool of buyers.

Beaches, river or sea views and proximity to a historic centre draw buyers from outside the region and from abroad. Where tourism and short-term rentals (alojamento local) are significant, investors also join the demand. This pushes prices up, but makes them more sensitive to changes in short-term rental rules, which municipal councils can restrict in certain areas.

• A street with a river view can be worth considerably more than the street behind it, in the same parish.
• A historic neighbourhood with many short-term rentals can have high prices and few resident families, which changes the type of buyer.
• A popular school or a newly announced station can move prices before it even opens.

Merged parishes: one average covering different areas

In 2013, Law 11-A/2013 merged many parishes into unions, with names such as "União das Freguesias de …". Some of these unions combine a popular town centre with inland villages, or a seafront area with neighbourhoods that have neither views nor easy access. The union's average blends all of this together.

The result is a figure that may not describe any of the parts well. If your property is in the most sought-after part of the union, its real value tends to sit above the average. If it is in the less popular part, it may sit below.

Since 2025, Law 25-A/2025 has restored several parishes that had been merged. The name of your parish may therefore differ on the caderneta predial (the tax record of the property), on the certidão permanente (the land registry certificate) or in older statistics. Check on the parish council or municipal council website which parish your address belongs to today.

From the area price to the value of your property

A parish's price per m² describes an area, not your property. Before you multiply it by the size of your home, it helps to know where the map stops giving answers. It also helps to understand what pushes the value of a specific property up or down.

Where the map runs out of answers

Some parishes show no figure. This happens mostly in small or rural parishes, where there are few sales and few listings. You can look at the neighbouring parish to get your bearings, but that does not replace a local price. An inland village and the main town of the municipality can have very different markets, even when they sit side by side on the map.

The reference was designed mainly for flats. If you are selling a house, a quinta (country estate) or a plot with a building on it, the parish price per m² tells you little. With these properties, the land, the pool and any outbuildings weigh on the value in a different way. The price per m² of living space can then end up a long way from the area average.

Finally, the map does not know your property. It cannot tell whether the building has a lift or whether the kitchen was redone last year. Nor does it know if the living room looks onto a garden or onto a busy road. All of these details sit outside an average figure.

What sets two properties in the same parish apart

In the same parish, two two-bedroom flats of the same size can sell for very different prices. The factors below explain much of that gap.

• Floor and lift: a high floor with a view and a lift finds a buyer more easily than a ground-floor flat facing the back. Without a lift, a fourth floor loses many interested buyers, especially families with young children and older people.
• Condition: anyone buying a property to renovate works out the cost of the work and takes it off their offer. Old plumbing, single-glazed windows or damp patches are all points a buyer will raise in the negotiation.
• Sun exposure: a living room facing south or east is brighter and easier to heat in winter. A north-facing flat wedged between taller buildings draws fewer viewings.
• Garage or parking space: in neighbourhoods where street parking is hard to find, a space in the building's garage counts for a lot. Check that the space appears on the caderneta predial (the tax record of the property) and the certidão permanente (the land registry certificate), and that it is not simply a use tolerated by the condominium.
• Energy certificate: it is compulsory both to advertise and to sell. A good rating reassures the buyer about electricity and gas bills, while a low rating gives them room to negotiate. The full list of paperwork is in the guide Documents needed to sell a property in Portugal.

To use these factors, compare your property with the typical flat in the parish. If it has more strengths than weaknesses, its value tends to sit above the reference; if not, below it. The map does not tell you how big the difference is. For that, someone has to look at your actual property.

Getting to a value for your property

The next step is to request a free estimate. You give the type of property, its size, the floor, its condition and its location. You receive a value range that takes those features and the local market into account. That gives you a solid basis for talking to an estate agency or for weighing up an offer you have received.

When a market study makes sense

If your property is out of the ordinary or a lot rides on the decision, a market study goes further. An adviser examines comparable properties, sold and listed in your area, and explains how they differ from yours. They then propose an asking price with the reasoning behind it. It is useful when you are torn between two agencies or when your property has been on the market for months without offers.

You can look at a sample report to see what a market study contains. The available plans and their prices are on a separate page.

Questions about the price map by parish in Portugal